13 Castle Road, Blackrock, Co. Cork, T12 E2AA
19 homes sold nearby. See what they went for — and what to bid on this one.
€475,000 · 4 Bed · 2 Bath · 102m² · Detached
Market Position
Priced Within Local Sold Range
At €475,000, this home is priced within the typical range of 19 recent closed sales nearby. There's room to negotiate — seller leverage is 2.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
19 closed sales nearby · 11mo recency · High confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
How this is calculated
We search the Property Price Register for closed sales near this property — matching by location, beds, property type, and where available, floor area (±20%). This gives us a set of genuinely comparable transactions.
Each sale is then time-adjusted to today using local price trends, so a sale from 18 months ago is inflated (or deflated) to reflect current market conditions. Where floor area is known, sales are also size-adjusted — a 90m² sale is normalised to what it would have sold for at this property's size. This means the figures you see aren't raw prices — they're what those same homes would likely sell for today, at this size.
Your bid strategy (opening offer, sealed bid range, walk-away ceiling) is then derived from the statistical distribution of these adjusted sales — with conservative safety margins applied when data is thin or dated.
Every figure comes from actual government-recorded sale prices. No asking prices, no agent estimates, no automated valuations.
Full methodology →Opening
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €475,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €23,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €475,000, see this.
Here is what the data says about this property.
Will This Go Over Asking?
above asking
Probability of a sale above asking based on local bidding patterns.
Am I Overpaying?
local sales
Where the asking price sits in the verified local transaction distribution.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
These signals interact — full analysis in report.
€23,750
That's what overbidding by just 5% on a €475,000 home costs you — before interest.
A €19 check before a €475,000 commitment.
Get Your Exact Bid Numbers for This Property
You've seen the market signals. Now get the exact numbers: where to open, how far to go, and when to walk away.
Built from 625,000+ verified Irish property transactions
Based on 19 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
19 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price sits marginally below the median of comparable sales. Median anchored to size-similar transactions.
This chart shows where the asking price sits versus recent verified closed sales. It does not show your bid strategy.Same baseline as Market Position — size-adjusted.
The chart shows the market. Your report gives the number not to exceed.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 3.0kmTime: 18m12m vs 12mMedian transaction price per m² has increased 5.8% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
19
Transactions Analysed
Within 3.0km
11 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
High
Confidence Level
Recent sale prices in this area are closely clustered, which means the data is reliable and the bid strategy is well-supported.
High data density supports precise entry positioning.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 19 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 12 Eden Grove, Mahon, Cork, Cork | 2025-07-02 | 81m² | |
| 8a Dunlocha Cottages, Blackrock, Cork, Cork | 2025-05-08 | 102m² |
Transactions within a 3.0km radius and 18-month window.
Methodology
Closed sales time-adjusted to current market · size-weighted where floor area available · no asking prices or agent estimates used.
How adjustments work
- —Older sales inflated to current market level so stale data doesn't skew bands
- —Similar-sized properties weighted more heavily where floor area is known
- —Local price trends factored in when sufficient data exists; no artificial uplift otherwise
- —All figures from registered closed sales only — no asking prices, no agent estimates
Local Market Notes
Property Quality
BER Improvement Opportunity: Upgrading the D1 BER rating to a B2 would likely cost between €8,000-€12,000 but could increase the property's value by €15,000-€20,000, representing a sound investment.
Size Advantage: At 102.0m² with 4 bedrooms, this property is larger than the median 3-bedroom properties commonly seen in the broader market data (median 3 beds across all radii).
Value Optimization Potential: While the property is well-sized, addressing the D1 BER rating through insulation, window upgrades, and heating system improvements offers a clear pathway to enhance both energy efficiency and market value.
Hypothesis: Given the D1 BER rating, a strategic investment in energy efficiency upgrades could not only yield significant savings on future running costs but also position this property more competitively against A or B-rated homes, potentially unlocking a higher resale value in the medium term.
Amenities
Excellent Transport Links: Blackrock is served by multiple bus routes, including Cork City Centre services via the 215 and 220 routes, and is within proximity to the Cork Kent Train Station.
Educational Hub: The area boasts numerous educational facilities, including primary schools like Blackrock National School and secondary schools such as Ashton School and St. Michael's Secondary School.
Rich Lifestyle Offerings: Residents benefit from easy access to shopping at Mahon Point Shopping Centre, cafes and restaurants along the Blackrock Road, and recreational spaces like Blackrock Castle Observatory and the marina.
Hypothesis: The high concentration of high-performing schools and well-regarded lifestyle amenities in Blackrock, combined with its excellent transport connectivity to Cork City, creates a strong pull factor for families and professionals, indicating sustained demand and potential for continued property value appreciation in this specific locale.
Derived from nearby closed-sale patterns.
Built on verified Irish public data
Property Price Register
625,000+ verified closed sales
SEAI
Building energy ratings & floor area
Office of Public Works
Flood zones, events & study areas
MyPlan.ie
Planning applications nationwide
Common Questions
Bid strategy figures are derived from the Property Price Register — Ireland's official record of closed residential sale prices, verified through stamp duty. Floor area data comes from the SEAI BER register. Flood exposure is cross-referenced against OPW flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.